Nevada’s Property Tax Cap: A Summerlin Owner’s Guide

If you own a home in Summerlin, you have likely heard about Nevada’s property tax cap but may not be sure how it actually affects your bill. You want predictable costs and no surprises at closing or when your tax bill arrives. In this guide, you will learn how the cap works, who qualifies for the 3 percent limit, what to do after you buy or sell, and when to appeal. Let’s dive in.

Property tax basics in Nevada

Your tax bill starts with taxable value set by the Clark County Assessor. The county applies a 35 percent assessment ratio to taxable value, then multiplies the assessed value by the combined tax rate for your tax district. Clark County provides examples and parcel lookups on the Assessor’s site that explain the math and show your parcel’s assessed and taxable values. You can review the county’s overview and examples on the Clark County Assessor page.

• Assessed value equals taxable value multiplied by 35 percent.
• Your bill equals assessed value multiplied by the combined tax rate per $100 of assessed value.
• The statutory tax cap limits increases to the tax bill, not to assessed value.

Explore valuation and example calculations on the Clark County Assessor page: How real property is assessed and taxed.

How the tax cap works

Nevada’s tax cap framework is set in state law. For an owner-occupied single-family primary residence, the increase in the tax bill is capped at 3 percent over the prior year, subject to the statute’s mechanics. For all other property, the annual increase is based on a formula that uses the change in Consumer Price Index and a 10-year average of assessed value changes and is capped at 8 percent. The cap applies to the tax bill and excludes tax from new improvements or a change of use. See the statutes that govern partial abatements at the Nevada Revised Statutes.

Summerlin owner steps to keep your 3 percent

Most owner-occupied Summerlin homes that are your primary Nevada residence qualify for the 3 percent cap. Clark County mails an annual owner-occupancy verification postcard to confirm your status. If you get the postcard, sign and return it right away to keep the 3 percent abatement. Learn how the county handles owner-occupancy and rental classifications on the Clark County tax abatement page.

• Refinancing that does not change ownership usually does not affect your cap, but recorded ownership changes can trigger a new postcard.
• New construction or a change of use can delay the cap until the following fiscal year.
• Only one Nevada property can be designated as your primary residence for the 3 percent benefit.

Check parcel and cap status

You can confirm your parcel’s values, tax district, rate, and abatement flags online. Look up your property on the Assessor site, then check your tax bill or installment status on the Treasurer site. If something looks off, call the Assessor for clarification. Keep your mailing address current to receive bills and notices on time using the Treasurer’s guidance.

• Parcel lookup and valuation details: Clark County Assessor
• Billing, due dates, and payment options: Clark County Treasurer
• Change or confirm your mailing address: Treasurer FAQs

Key timelines and appeals

Clark County’s fiscal year runs from July 1 to June 30. Tax bills are mailed once per fiscal year, and you can pay in four installments if your total tax is more than $100. There is a 10-day grace period after each due date, and late payments incur penalties. Find the current-year billing schedule on the Treasurer’s information page.

• 1st installment: 3rd Monday in August
• 2nd installment: 1st Monday in October
• 3rd installment: 1st Monday in January
• 4th installment: 1st Monday in March

If you disagree with your assessed value, contact the Assessor first, then file with the County Board of Equalization by the county’s published deadline, which typically falls in mid-January. If needed, certain appeals to the State Board must be filed on or before March 10. The Assessor’s site provides forms and timelines on the real property page.

Real bill examples

If last year’s tax bill was $3,000 and your Summerlin home qualifies as your primary residence, this year’s bill cannot exceed $3,090 excluding taxes tied to new improvements. Any tax attributed to newly assessed improvements is added on top of the capped amount. This mirrors how Nevada’s partial abatement is applied under state law.

Consider Clark County’s sample tax rate. A home with a taxable value of $200,000 would have an assessed value of $70,000, and with a sample combined rate of 3.2782 per $100, the calculated tax is about $2,294.74. If the prior year’s bill was $2,200 and you qualify for the 3 percent cap, the capped bill would be about $2,266 excluding improvement taxes.

Buyer and seller tips

Sellers cannot transfer their personal 3 percent classification to a buyer. After recording, the new owner must respond to any county verification to maintain the 3 percent cap going forward. Advise buyers during escrow to watch for the Assessor’s postcard and return it quickly. Local reporting has highlighted how missing the postcard can increase a new owner’s bill, as noted in this FOX5 Las Vegas report.

If you are buying a rental or multi-unit property and want the 3 percent cap, know that only some rentals qualify. Clark County uses HUD fair market rent thresholds and requires a rental affidavit. You can review the current criteria and process on the county’s tax abatement page.

Action checklist

• Before you list or write an offer, confirm the parcel’s current cap status, tax district, and last year’s bill on the Assessor page.
• In escrow, ask who will handle any owner-occupancy postcard that arrives after recording.
• After closing, return any county postcard immediately and verify your mailing address via the Treasurer FAQs.
• If you disagree with value or cap determination, contact the Assessor and review the Assessor’s forms and appeal timelines.

Ready for local guidance?

If you want a clear plan for buying or selling in Summerlin and confidence about your property tax outlook, our team is here to help. Reach out to Teresa McCormick LLC for step-by-step support from valuation and staging to escrow and beyond.

FAQs

How does Nevada’s tax cap affect my Summerlin bill?

• The cap limits how much your tax bill can increase year over year, typically 3 percent for owner-occupied primary residences and up to 8 percent for other property, with improvement-related taxes added on top. See the statutes at the Nevada Revised Statutes.

Does an increase in assessed value mean my bill rises the same?

• Not necessarily. Assessed value informs the calculation, but the cap limits the year-over-year increase to the allowed percentage for your property type.

I refinanced or moved my Summerlin home into a trust. Will I lose 3 percent?

• A refinance without a recorded ownership change usually does not affect your cap, but any recorded change can trigger a new owner-occupancy postcard that you must return. Review county guidance on the tax abatement page.

What if I added a pool or completed a major remodel?

• Taxes attributable to new improvements are added on top of the capped amount for that year. The cap still limits the base year-over-year increase on your existing value. Learn more at the Nevada Revised Statutes.

When are Clark County property tax installments due?

• Four installments are due in August, October, January, and March with a 10-day grace period. Find the current dates and payment methods on the Treasurer’s information page.